07 Oct Learn How to Prevent Water Damage To Your Home
Unless you are on the moon, gravity always forces water towards the lowest point possible, which is your foundation, basement or crawl space.
Rain, Rain, Get Away!
Did you know that 1 inch of rain can pour from a roof covering 2,000 square feet? 1,250 gallons of water will flow off the roof. This is a lot of water. That’s five tons worth of water. There are more than 300 gallons of water in the four areas where the downspouts are located.
You can store gallons upon gallons of water on your roof, and near your foundation.
A roof that receives less than 4 inches of rainfall per month will shed 60,000 gallons annually. To prevent water intrusion, it is crucial that water drains from the roof. To keep water away from your home, you must take preventive (and sometimes corrective) measures. Let’s concentrate on two strategies: Ground Water Control and Roof Water Control.
Ground Control to Major Tom: Make sure you are grading
Surface water is water that has been deposited on the soil by rainwater. Surface water, if not controlled properly, can get into your home and cause damage to the structure, interior surfaces and homeowner’s belongings.
The most important step in ensuring proper protection against water intrusion is to control the water level around your home. It’s unfortunately the most overlooked strategy.
- Mulch – Many homeowners simply look at their landscaping and the pretty flowers and green grass, without taking into account the impact of landscaping on water control. When landscaping, it is important to not only see the beautiful flowers but also the slope and any obstructions to water flow away from your house. Flowers are wonderful. We love flowers. Everyone loves flowers. However, flower beds too close to the home can cause damage by allowing water to pool against the foundation walls.
- Landscaping obstacles – Retaining walls, landscaping timbers and vertical plastic edging can make drainage more difficult. Barriers don’t just hold mulch and flowers, they block the flow of water. If you need to adhere to landscape timbers or edging, ensure that downspouts extend past the barriers. Do not direct downspouts onto driveways or sidewalks if your home is located in colder climates. Snow and freezing rain can make walking areas dangerous and accelerate cracking in driveways and sidewalks.
The Slope of Things to Come
The most frequent question when we mention grading as an issue in a home inspection is “Huh?”
“Grading” simply refers to the way that surface elevation changes are compared to other areas near or around the house. Proper grading refers to when the slope or grade of the elevation slopes down and away from your home at a rate at least 1′ per foot in the first 6′, and then at least 10′ thereafter.
How a $5 downspout extension could’ve saved you.
Although it sounds complicated, it is actually quite simple. A proper grade allows water flow away from the foundation and home. An improper grade allows moisture flow back to the home and seep into soil. Rainwater can soak into the soil and pressure the foundation. This eventually causes moisture to seep back into the basement and crawlspace.
If you are talking about grade, our inspector may use the term “swale” to describe a depression in the grading that slopes to divert water away. A swale is usually used when the grade surrounding the house is relatively flat. The sloped depression allows water to flow away from the house without altering the overall grading.
There are many ways to keep water out, including drain tiles, damp proofing coatings and sub-slab drainage pumps systems. However, grading is the most effective and cost-effective primary defense against water.
Roof Control – Ups and Downs. Strikes and Gutters.
How can you control roof water? Gutters and downspouts can be an inexpensive way to stop rain water dripping down or accumulating in the roof.
Foundation and soil saturating near the foundation
Most homeowners neglect gutters and downspouts. This is why “Missing Downspout Extension”, the sixth most common defect, was discovered by our Top Ten Issues List inspectors.
Gutters should be pitched or sloped to allow water to drain to downspout. Too much pitch will cause the gutter to not drain properly. A gutter slope that is effective is approximately 1/4 inch for every 10 feet of gutter.
Gutter runs exceeding 30 feet should have downspouts at each end. This will pitch the gutter towards each downspout.
Gutter attachment points can become loose over time. This causes gutters to sag and allows water to collect in the gutter. The weight of the debris makes the attachments looser, which leads to more sagging and eventually, failure. It is essential to clean your gutters frequently. Make sure the hangers are secure to avoid sagging.
Regularly inspect your gutters, downspouts and rainwater pipes.
Downspouts drain water from gutters to the ground. The downspout must be at least 3 feet from foundation walls. If downspouts aren’t directed properly, or if there is blockage in front of the downspout, problems can occur. The downspout can cause problems if the elbow or 90 degree turn-piece at the junction of the downspout and ground is missing. All water will flow down to the foundation, erode the foundation, and pond water against it.
Water can thwart even the best prevention intentions
Even with all the best water prevention efforts, we have all been the victims of April showers that push water into our basements and crawlspaces. Most recently built homes have drainage systems that are installed on both the exterior and interior.
What is the first thing that comes to mind when it rains heavily?
“I hope my sump pumps are working.” Make sure to check your sump pump before heavy spring and summer rains. Make sure the vacuum switch and float trigger the pump. Also, make sure the ejector lines are clear of debris. Sump pump discharge, like downspouts should be kept away from the foundation and not blocked.
Ground water can build up in areas that receive little to no rain. Ground water can be addressed in other ways than a sump pump. These include sub-slab drainage and directing drainage lines towards the exterior.
Groundwater in crawlspaces can be difficult to control. If the crawlspace is dirty, add a sump pump or drainage system. Cover the crawlspace with a vapor barrier (heavier-weight plastic) to stop moisture from entering the crawlspace. Although the vapor barrier doesn’t prevent ground water from entering the crawlspace area, it can reduce humidity and act as a deterrent for water vapor and dirt smell.
Avoid the Basement Swimming Pool
While inviting guests to your pool may seem like a great idea, it’s probably not something you would have thought of. Water control is like any other challenge. Prevention is the best treatment. You can greatly reduce the risk of water damage by using simple, inexpensive water control methods, such as grading, gutters and downspouts.